Douglas County Public Works County Surveyor CIC Manual - October 2007
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Douglas County Public Works
County Surveyor
CIC Manual
October 2007
E:\Survey\Gary_S\PC Manuals\Douglas CICMANUAL update September 2007.doc 1 PRINT DATE: 10/26/2007INTRODUCTION The objective of this manual is to produce an area wide standard, by outlining policies and procedures to assist private surveyors in the preparation of, and a guide to county surveyors in the checking of, Common Interest Community Plats (CIC Plat). This manual should only be used as an aid for checking (CIC) Plats in Douglas County, Minnesota and is a supplemental guide to Minnesota Common Interest Ownership Act, Minnesota Statutes, Chapter 515B. The information contained in this manual is based on the CIC Manual of Minimum Guidelines prepared by the Minnesota Society of Professional Surveyors and the Minnesota Association of County Surveyors and the Hennepin County CIC Manual, which should also be referred to for examples. The CIC Plat is a part of the declaration in condominiums, in cooperatives in which the unit owners interests are characterized as real estate and in planned communities complying with section 515B.2-110(c), and therefore the information shown on the CIC Plat must depict information recited in the declaration. Planned Communities satisfying the requirements of chapter 505, 508 or 508A should be prepared in accordance with the Douglas County Public Works, County Surveyor Plat Manual. After recording, the Common Interest Community is created by the recording of the necessary declaration complying with section 515B.2-105. This manual is considered a living document and will be revised whenever necessary. Questions regarding this manual should be referred to the Douglas County Surveyor’s Office. E:\Survey\Gary_S\PC Manuals\Douglas CICMANUAL update September 2007.doc 2 PRINT DATE: 10/26/2007
TABLE OF CONTENTS INTRODUCTION..........................................................................................................................2 515B.1-102 [APPLICABILITY] .................................................................................................5 515B.1-103 [DEFINITIONS] ......................................................................................................6 515B.2-101 [ENGINEER OR ARCHITECT CERTIFICATE REQUIRED] .............................6 515B.2-108 [ALLOCATION OF INTERESTS]……………………………………………….6 515B.2-109 [COMMON ELEMENTS AND LIMITED COMMON ELEMENTS] .................7 515B.2-110 [CIC PLAT REQUIREMENTS] .............................................................................7 515B.2-110(d) [PLANNED COMMUNITY]...………………..……………………………...10 515B.2-110(e) [SUPPLEMENTAL CIC PLAT].......................................................................10 515B.2-110(f) [AMENDED CIC PLAT] ..................................................................................10 515B.3-112(a) [CONVEYANCE OF COMMON ELEMENT]………………………………10 515B.3-112(e) [CONVEYANCE OF REAL ESTATE]………………………………………10 PART ONE - PRELIMINARY APPROVAL AND REVIEW REQUIREMENTS ..............11 I. APPROVAL BY MUNICIPALITIES AND COUNTIES...........................................12 II. GENERAL REQUIREMENTS ...................................................................................13 PART TWO - DOCUMENTATION..........................................................................................14 I. TITLE ..........................................................................................................................15 II. PROPERTY LEGAL DESCRIPTION ........................................................................15 III. CERTIFICATES AND SIGNATURES ......................................................................16 IV. DELINQUENT TAX STATEMENT ..........................................................................19 V. DOCUMENT BLOCK ................................................................................................19 PART THREE - SITE PLAN GRAPHICS ...............................................................................22 I. REAL ESTATE BOUNDARIES.................................................................................23 II. ADDITIONAL REAL ESTATE .................................................................................24 III. FLEXIBLE CIC - SUPPLEMENTAL CIC PLATS....................................................25 IV. MATCH LINES...........................................................................................................25 V. MATHEMATICAL DATA .........................................................................................25 VI. EASEMENTS ..............................................................................................................26 VII. WATER BOUNDARIES AND WETLANDS ............................................................27 VIII. BENCHMARK ............................................................................................................28 IX. UNDERLYING PLAT ................................................................................................28 X. ADJOINING PROPERTY...........................................................................................28 XI. SHEET SIZE AND NUMBERING.............................................................................29 XII. SCALE.........................................................................................................................29 XIII. NORTH ARROW ........................................................................................................30 XIV. BEARING ORIENTATION........................................................................................30 XV. LINE WEIGHTS AND FONT SIZES.........................................................................30 XVI. VICINITY MAP ..........................................................................................................31 XVII. MONUMENTS............................................................................................................31 E:\Survey\Gary_S\PC Manuals\Douglas CICMANUAL update September 2007.doc 3 PRINT DATE: 10/26/2007
XVIII. SECTION SUBDIVISION LINES..............................................................................32 XIX. EXISTING RIGHT OF WAY .....................................................................................32 XX. THOROUGHFARE CENTER LINES ........................................................................32 XXI. DETAILS.....................................................................................................................32 XXII. EXCEPTIONS .............................................................................................................33 XXIII. PLAT AND MEASURED, DEED AND MEASURED..............................................33 XXIV. MAP LEGEND............................................................................................................34 PART FOUR - UNIT GRAPHICS .............................................................................................35 I. UNIT BOUNDARIES .................................................................................................36 II. COMMON ELEMENTS AND LIMITED COMMON ELEMENTS.........................37 III. FLEXIBLE CIC - SUPPLEMENTAL CIC PLATS....................................................37 IV. AMENDED CIC PLATS.............................................................................................38 V. BUILDING, UNIT AND GARAGE IDENTIFIERS ..................................................39 VI. LINE WEIGHTS AND FONT SIZES.........................................................................39 VII. DETAILS.....................................................................................................................40 PROCEDURE FOR RECORDING CIC PLATS IN DOUGLAS COUNTY ........................41 I. MATERIAL and SPECIFICATIONS .........................................................................42 II. QUANTITY.................................................................................................................42 III. PROCEDURE FOR RECORDING.............................................................................42 E:\Survey\Gary_S\PC Manuals\Douglas CICMANUAL update September 2007.doc 4 PRINT DATE: 10/26/2007
Minnesota Common Interest Community
515B.1-102 [APPLICABILITY]
(d) Any condominium created under chapter 515, any planned community or
cooperative which would be exempt from this chapter under subsection (e) or any
planned community or cooperative created prior to June 1, 1994, may elect to be
subject to this chapter as follows:
(2) In a condominium, the preexisting condominium plat shall be the CIC plat and an
amended CIC plat shall be required only if the amended declaration or bylaws
contain provisions inconsistent with the preexisting condominium plat. The
condominium's CIC number shall be the apartment ownership number or
condominium number originally assigned to it by the recording officer. In a
cooperative in which the unit owners' interests are characterized as real estate, a
CIC plat shall be required. In a planned community, the preexisting plat recorded
pursuant to chapter 505, 508, or 508A, or the part of the plat upon which the
common interest community is located, shall be the CIC plat.
(e) Except as otherwise provided in this subsection, this chapter shall not apply,
except by election pursuant to subsection (d), to the following:
(1) a planned community or cooperative which consists of 12 or fewer units subject
to the same declaration, which is not subject to any rights to add additional real
estate and which will not be subject to a master association;
(2) a common interest community where the units consist solely of separate parcels
of real estate designed or utilized for detached single family dwellings or
agricultural purposes, and where the association has no obligation to maintain any
building containing a dwelling or any agricultural building;
(3) a planned community or cooperative where, at the time of creation of the planned
community or cooperative, the unit owners' interests in the dwellings consist
solely of leasehold interests having an un-expired term of fewer than 20 years,
including renewal options;
(4) a common interest community containing only a combination of dwellings
described in paragraphs (2) and (3);
(5) planned communities and cooperatives limited by the declaration to
nonresidential use; or
(6) real estate subject only to an instrument or instruments filed primarily for the
purpose of creating or modifying rights with respect to access, ditches drainage or
irrigation.
E:\Survey\Gary_S\PC Manuals\Douglas CICMANUAL update September 2007.doc 5 PRINT DATE: 10/26/2007515B.1-103 [DEFINITIONS]
(10) “Common Interest Community" or “CIC” means contiguous or noncontiguous
real estate within Minnesota that is subject to an instrument which obligates
persons owning a separately described parcel of the real estate, or occupying a
part of the real estate pursuant to a proprietary lease, by reason of their ownership
or occupancy, to pay for
(i) real estate taxes levied against;
(ii) insurance premiums payable with respect to;
(iii) maintenance of; or
(iv) construction, maintenance, repair or replacement of improvements located
on one or more parcels or parts of the real estate other than the parcel or
part that the person owns or occupies.
(11) “Condominium” means a CIC in which
(i) portions of the real estate are designated as units,
(ii) the remainder of the real estate is designated for common ownership
solely by the owners of the units, and
(iii) undivided interests in the common elements are vested in the unit owners.
(13) "Cooperative" means a CIC in which the real estate is owned by an
association, each of whose members is entitled by virtue of the member’s
ownership interest in the association to a proprietary lease.
(18) "Flexible CIC" means a CIC to which additional real estate may be added.
(25) "Planned Community" means a CIC that is not a condominium or a cooperative.
A condominium or cooperative may be a part of a planned community.
515B.2-101 [ENGINEER OR ARCHITECT CERTIFICATE]
(c) In a condominium, a planned community utilizing a CIC plat complying with
section 515B.2-110(c), or a cooperative where the unit boundaries are delineated
by a structure, a declaration, or an amendment to a declaration adding units, shall
not be recorded unless the structural components of the structures containing the
units and the mechanical systems serving more than one unit, but not the units,
are substantially completed, as evidenced by a recorded certificate executed by a
licensed engineer or architect.
515B.2-108 [ALLOCATION OF INTERESTS]
(a) The declaration shall allocate to each unit:
(1) In a condominium, a fraction or percentage of undivided interests in the
common elements and in the common expenses of the association and a
portion of the votes in the association;
E:\Survey\Gary_S\PC Manuals\Douglas CICMANUAL update September 2007.doc 6 PRINT DATE: 10/26/2007(2) In a cooperative, an ownership interest in the association, a fraction or
percentage of the common expenses of the association and a portion of the
votes in the association; and
(3) In a planned community, a fraction or percentage of the common expenses
of the association and a portion of the votes in the association.
(b) The declaration shall state the formulas used to establish allocations of interests.
515B.2-109 [COMMON ELEMENTS AND LIMITED COMMON ELEMENTS]
(a) Except as limited by the declaration or this chapter, common elements other than
limited common elements may be used in common by all unit owners. Limited
common elements are designated for the exclusive use of the unit owners of the
unit or units to which the limited common elements are allocated, subject to
subsection (b) and the rights of the association as set forth in the declaration, the
bylaws or this chapter.
(b) Except for the limited common elements described in section 515B.2-102(d) and
(f), the declaration shall specify to which unit or units each limited common
element is allocated.
(c) An allocation of limited common elements may be changed by an amendment to
the declaration executed by …
515B.2-110 [CIC PLAT]
(a) A CIC Plat is required for condominiums and planned communities, and
cooperatives in which the unit owners' interests are characterized as real estate.
The CIC Plat is a part of the declaration in condominiums and in cooperatives in
which the unit owner’s interest is characterized as real estate …
(1) In a condominium, or a cooperative in which the unit owners’ interests are
characterized as real estate, the CIC plat shall comply with subsection (c).
(2) In a planned community, a CIC plat which does not comply with subsection
(c) shall consist of all or part of the subdivision plat or plats complying with
subsections (d)(1) and (d)(2)[a 505 plat or a 508 RLS]. In this case, the CIC plat
need not contain the number of the common interest community and may be
recorded at any time at or before the time of recording of the declaration. If the
CIC plat for the planned community complies with subsection (c), the number of
the common interest community shall be included and the CIC plat shall be
recorded at the time of recording of the declaration.
(b) The CIC plat … shall contain certifications by a licensed professional land
surveyor and licensed professional architect, as to the parts of the CIC plat
prepared by each, that (i) the CIC plat accurately depicts all information required
by this section, and (ii) the work was undertaken by, or reviewed and approved
by, the certifying land surveyor or architect. The portions of the CIC plat
E:\Survey\Gary_S\PC Manuals\Douglas CICMANUAL update September 2007.doc 7 PRINT DATE: 10/26/2007depicting the dimensions of the portions of the common interest community
described in subsections (c) (8), (9), (10), and (12), may be prepared by either a
land surveyor or an architect. The other portions of the CIC plat shall be prepared
only by a land surveyor.
(c) A CIC plat for a condominium or cooperative shall show:
INTERPRETIVE DEFINITIONS
(1) the number of the common interest The number assigned to the CIC at the time the
community, and the boundaries, documents are recorded in the office of the
dimensions and a legally sufficient Recording Officer or the number that has been
description of the land included therein. reserved in advance upon a request to the
Recording Officer by the party preparing the
documents; the defining boundary, the
descriptive dimensions and the legal description
of the parcel being subjected to the Common
Interest Ownership Act.
(2) the dimensions and location of all The location of all existing material (noticeable)
existing, material structural structures with reference to the boundary of the
improvements and roadways; common interest community property and
linearly dimensioned. Roadways are to be
labeled as to name and at least a half R|W
width dimension.
(3) the intended location and dimensions The intended location, dimensions and
of any contemplated common element references to the property boundary of any
improvements to be constructed within structure or building that has not been built and
the common interest community after is for common use at the time the common
the filing of the CIC plat, labeled either interest community documents are prepared
"MUST BE BUILT" or "NEED NOT BE and shall be labeled either "MUST BE BUILT"
BUILT"; or NEED NOT BE BUILT".
(4) the location and dimensions of any The angular, horizontal and vertical linear
additional real estate, labeled as such, dimensions of a parcel or parcels in relation
and a legally sufficient description of to the original common interest community
the additional real estate; parcel(s) that may be phased into the common
interest community at one or more stages.
These specific parcels are labeled "Additional
Real Estate" on the site plan of the common
interest community plat, depicting the legal
description(s) of the additional real estate
parcel(s) recited on the common interest
community plat and in the narrative portion of
the declaration.
(5)the extent of any encroachments by The illustration of any encroachment by
or upon any portion of the common common interest community structures, or upon
E:\Survey\Gary_S\PC Manuals\Douglas CICMANUAL update September 2007.doc 8 PRINT DATE: 10/26/2007interest community; the common interest community property with
its dimensions in relation to the boundary of
said property.
(6) the location and dimensions of all the relationship of the common interest
recorded easements within the community property and all recorded
common interest community serving easements encumbering the property with
or burdening any portion of the dimensions and references to the property
common interest community; boundary.
(7) the distance and direction between The angular, horizontal and vertical linear
noncontiguous parcels of real estate: measurements between parcels not sharing
a common boundary line that will constitute
the property being subjected to the Common
Interest Ownership Act.
(8) the location and dimensions of The perimeter dimensions and locations, by
limited common elements, for example, measurements from fixed corners of units or
storage lockers, porches, balconies, buildings, of limited common elements
decks and patios, other than limited assigned for use by one or more units, but not
common elements described in all. (In most cases, widths will be acceptable
section 515B.2-102, subsections for dimensioning LCE’s)
(d) and (f);
(9) the location and dimensions of the Horizontal perimeter measurements of the unit
front, rear, and side boundaries of each boundaries, the unit identifier assigned to that
unit and that unit's unit identifier; unit and its location within the building or
property of the common interest community.
(Floor to ceiling height is allowable)
(10) the location and dimensions of the The upper and lower boundaries of a unit, the
upper and lower boundaries of each elevation of each and an identifying number
unit with reference to an established for each unit. Elevations are to be referenced
or assumed datum and that unit's to an established datum.
unit identifier;
(11) a legally sufficient description of any The legal description of any leasehold real
real estate in which the unit owners estate parcel, in which unit owners own an
will own only an estate for years, estate for a specified number of years. These
labeled as "leasehold real estate"; real estate parcels shall be labeled "Leasehold
Real Estate" on the site plan of the common
interest community plat.
(12) any units which may be converted by Labeling of specific units that can be converted
the declarant to create additional units into additional units, common elements and
or common elements identified limited common elements.
separately.
NOTE: All interpretive definitions have been
developed with legal advice.
E:\Survey\Gary_S\PC Manuals\Douglas CICMANUAL update September 2007.doc 9 PRINT DATE: 10/26/2007515B.2-110(d) [PLANNED COMMUNITY]
A CIC plat for a planned community either shall comply with subsection (c) or it shall:
(1) satisfy the requirements of chapter 505, 508, or 508A, as applicable; and
(2) satisfy the platting requirements of any governmental authority within whose
jurisdiction the planned community is located, subject to the limitations set forth
in section 515B.1-106.
515B.2-110(e) [SUPPLEMENTAL CIC PLAT]
If a declarant adds additional real estate, the declarant shall record a supplemental CIC plat or
plats for the real estate being added, conforming to the requirements of Minnesota Statutes,
Section 515B.2-110, which apply to the type of common interest community in question. If less
than all additional real estate is being added, the supplemental CIC plat for a condominium, a
planned community whose CIC plat complies with subsection (c), or a cooperative in which the
unit owners' interests are characterized as real estate, shall also show the location and dimensions
of the remaining portion.
515B.2-110(f) [AMENDED CIC PLAT]
If a declarant subdivides or converts any unit into two or more units, common elements or limited
common elements, the declarant shall record an amendment to the CIC plat showing the location
and dimensions of any new units, common elements and limited common elements thus created.
515B.3-112(a) [CONVEYANCE OF COMMON ELEMENTS]
In a condominium or planned community, portions of the common elements may be conveyed by
the association with the approval of a specified percentage of the voting members in the
association. Portions of limited common elements can be conveyed only if all unit owners to
which the limited common elements were allocated agree to the conveyance. In a cooperative,
unless the declaration provides otherwise, part of a cooperative may be conveyed by the
association when the appropriate percentage of persons entitled to cast votes approves of the
conveyance in writing or at a meeting.
515B.3-112(e) [CONVEYANCE OF REAL ESTATE]
In the case of a conveyance involving a condominium, or a cooperative in which the unit owners'
interests are characterized as real estate, the association shall record, simultaneously with the
recording of the instrument of conveyance, an amended CIC plat showing the real estate
constituting the common interest community exclusive of the real estate conveyed. In all common
interest communities, upon recording of the instrument of conveyance, the declaration, and all
rights and obligations arising therefrom, shall be deemed released and terminated as to the real
estate conveyed.
E:\Survey\Gary_S\PC Manuals\Douglas CICMANUAL update September 2007.doc 10 PRINT DATE: 10/26/2007PART ONE
PRELIMINARY APPROVAL AND
REVIEW REQUIREMENTS
E:\Survey\Gary_S\PC Manuals\Douglas CICMANUAL update September 2007.doc 11 PRINT DATE: 10/26/2007PART ONE - PRELIMINARY APPROVAL AND REVIEW REQUIREMENTS
I. APPROVAL BY MUNICIPALITIES AND COUNTIES
A. CITIES
Preliminary CIC Plats within any city of Douglas County shall be prepared
according to the specifications set forth in the respective city’s CIC ordinance.
Before the final CIC Plat is prepared, the approvals needed shall be obtained
according to said ordinance.
B. COUNTY RECORDER
1. A CIC Plat located on abstract land is recorded in the County Recorder’s
Office.
2. A condominium on abstract land can be recorded even if Additional Real
Estate is registered land, but before that registered Additional Real Estate can
be platted as a condominium, the entire CIC property must be registered.
3. Contact the Registrar of Titles Office for a new CIC Number.
4. Research pertinent documents.
C. REGISTRAR OF TITLES
1. A CIC Plat located on registered land is filed in the Registrar of Titles Office.
2. A condominium on registered land can be filed even if Additional Real Estate
is abstract land, but before that abstract Additional Real Estate can be platted
as a condominium, the entire CIC property must be registered.
3. Contact the Registrar of Titles Office for a new CIC Number.
4. Contact Examiner of Titles Office, if needed.
5. Research pertinent documents.
D. COUNTY SURVEYOR
1. Contact for latest requirements and Manual update.
2. Submit Proposed CIC Plat for review.
a. One 22”x 34”paper copy of CIC plat
(if registered property, send one extra copy for Torrens Dept., but only
one copy ever needed for a Supplemental CIC plat.)
b. One paper copy of the Declaration
c. Fee for checking
d. Copy of the title commitment
3. Allow 2-3 weeks for review process.
4. Surveyor will be called with or mailed the review comments.
E:\Survey\Gary_S\PC Manuals\Douglas CICMANUAL update September 2007.doc 12 PRINT DATE: 10/26/2007II. GENERAL PLAT REQUIREMENTS
A. All CIC Plats submitted for recording must be:
Douglas County requires that a final plat submittal contain two transparent
reproducible film copies, produced by photographic process, to be recorded.
Please check with the local governmental body (City or Township) to determine
what additional items they require.
B. Sheet size shall be 22 inches X 34 inches.
C. Borders on each sheet shall be 1/2 inch on the top, bottom and right side, and 2
inches on the left 22 inch side.
D. On a plat consisting of more than one sheet, each sheet shall be numbered in the
lower right corner outside the border line indicating the sheet number and total
number of sheets.
Example: Sheet 1 of 2 Sheets
Sheet 2 of 2 Sheets
E. The word “OFFICIAL” shall be centered on the top of and outside the borderline
of all sheets. (The recording office will place this label if needed.)
F. The Site Plan shall be submitted with adequate mathematical data (distances,
angles and/or bearings) to facilitate the computation of the parcel boundary
closure.
E:\Survey\Gary_S\PC Manuals\Douglas CICMANUAL update September 2007.doc 13 PRINT DATE: 10/26/2007PART TWO
DOCUMENTATION
E:\Survey\Gary_S\PC Manuals\Douglas CICMANUAL update September 2007.doc 14 PRINT DATE: 10/26/2007I. TITLE
A. The Registrar’s Office shall upon request promptly assign a number (CIC
number) to a common interest community to be formed or to a common interest
community resulting from the merger of two or more common interest
communities.
B. The number of the CIC, whether the common interest community is a
condominium, a planned community not complying with chapter 505, 508, or
508A, or a real estate cooperative, shall appear at the top center of all sheets in
large capital letters. "NUMBER" in the title will always be spelled out.
Line 1: C I C NUMBER___________
Line 2: A Condominium (or Planned Community or Cooperative)
Line 3: NAME OF CIC PLAT
Line 4: TYPE OF PLAT (CIC PLAT, FIRST SUPPLEMENTAL CIC PLAT
ETC.)
Do not spell out CIC (Common Interest Community).
C. The name in the title shall be the same as recited in the declaration and also in the
certification of the land surveyor and architect and shall be in CAPITAL
LETTERS in all circumstances.
D. The name of the municipality shall not be shown adjacent to the name in the title.
This will eliminate the possibility of someone assuming the municipality name is
to be part of the official name.
E. Names should be short in length and as simple as possible. Do not use symbols or
irregular marks in a name that cannot be reproduced by a standard keyboard.
II. PROPERTY LEGAL DESCRIPTION
A. The description shall be compatible with the boundaries shown on the ClC Plat.
B. The description shall be the same on the CIC Plat as recited in the declaration.
C. The descriptions of registered (Torrens) property must agree with the
Certificate(s) of Title.
D. If the CIC is a Flexible CIC, the description of the Additional Real Estate
boundaries must be included in the Surveyor's Certificate.
E:\Survey\Gary_S\PC Manuals\Douglas CICMANUAL update September 2007.doc 15 PRINT DATE: 10/26/2007III. CERTIFICATES AND SIGNATURES
Note 1: According to section 515B.2-110, (b), the portions of the CIC Plat depicting the
dimensions of the portions of the common interest community described in
subsections (c) (8), (9), (10), and (12) may be prepared by either a land surveyor
or an architect. If these activities are performed by an architect, that architect
must so certify on the CIC Plat and the land surveyor must exclude those items
from the surveyor's certification. The other portions of the CIC Plat shall be
prepared only by a land surveyor.
Note 2: The land surveyor should be aware that when executing the surveyor's
certificate, the surveyor is certifying not only to the land boundaries, but also the
location of all existing and contemplated improvements, the location of Additional
Real Estate, the extent of any encroachments, the location of all recorded
easements, the location and dimensions of limited common elements, and the
location of the front, rear, side, upper and lower boundaries of each unit.
Note 3: The source of recorded easement data must be shown on the CIC Plat.
A. The following certificate is required on all CIC Plats complying with section
515B.2-110 and should be placed on Sheet 1 and worded as follows:
1. SURVEYOR’S CERTIFICATE
EXAMPLE:
I, (Surveyor's name), do hereby certify that the work was undertaken by or
reviewed and approved by me for this CIC Plat of CIC NUMBER _____,
a condominium/planned community/cooperative, (Name of CIC), being
located upon:
(Property description)
Note: For a Flexible CIC, insert the additional wording:
And the Additional Real Estate described as:
(Property description)
and that this CIC plat fully and accurately depicts all information required
by Minnesota Statutes, Section 515B.2-110(c)(subsections*) .
Dated this day of , 20 .
(signature blank)_________
(Name of Surveyor), Land Surveyor
Minnesota License No.__________
*See note 1 above regarding the need to list subsections here.
E:\Survey\Gary_S\PC Manuals\Douglas CICMANUAL update September 2007.doc 16 PRINT DATE: 10/26/2007SURVEYOR’S ACKNOWLEDGMENT
STATE OF MINNESOTA }state in which notarial act performed
COUNTY OF DOUGLAS } county in which notarial act performed
The foregoing instrument was acknowledged before me this ___day
of____________________ 20 , by ,
a Licensed Land Surveyor.
(signature blank)
Notary Public, (County), (State)
My Commission Expires (date)
(NOTARY STAMP) (Stamp must be black, quick drying, non smearing ink.)
2. ARCHITECT’S CERTIFICATE
(This architect’s certificate, different than the architect’s certificate on the
next page, is not needed if all parts of the CIC plat are prepared by a land
surveyor. See note 1 on previous page.)
I, ( Architect’s name ) , do hereby certify that the work was
undertaken by or reviewed and approved by me for this CIC Plat of CIC
NUMBER ___________as described herein, and that this CIC plat fully
and accurately depicts all information required by Minnesota Statutes,
Section 515B.2-110 (c) (subsections).
Dated this day of , 20___.
(signature blank)_____________
(Name of Architect), Professional Architect
Minnesota License No._____________
ARCHITECT’S ACKNOWLEDGMENT
STATE OF ___________
COUNTY OF _________
The foregoing instrument was acknowledged before me this day
of , 20 , by ___________________ , a Licensed
Professional Architect.
___(signature blank)___________
Notary Public, (County), (State)
My Commission Expires (date)
(NOTARY STAMP) (Stamp must be black, quick drying, non-smearing ink)
E:\Survey\Gary_S\PC Manuals\Douglas CICMANUAL update September 2007.doc 17 PRINT DATE: 10/26/2007B. In a condominium, a planned community utilizing a CIC plat complying with
section 515B.2-110(c), or a cooperative where the unit boundaries are
delineated by a structure, a declaration, or an amendment to a declaration
adding units, shall not be recorded unless the structural components of the
structures containing the units and the mechanical systems serving more
than one unit, but not the units, are substantially completed, as evidenced by
a recorded certificate executed by a licensed engineer or architect.
515B.2-101(c)
1. ENGINEER’S /ARCHITECT’S CERTIFICATE
(Required on a condominium, planned community or cooperative where
the unit boundaries are delineated by a physical structure, i.e. a wall)
I, (Engineer's / Architect's name), pursuant to Minnesota Statutes, Section
515B.2-101(c), do hereby certify that the structural components of the
structures containing the units and the mechanical systems serving more
than one unit are substantially completed.
Dated this _____ day of______________________, 20 .
(signature blank)__________
(Name of Engineer / Architect), Professional Engineer / Architect
Minnesota License No.__________________
OR .... do hereby certify that the boundaries of all units created by the
attached declaration do not coincide with physical walls or structures, but that
any or all structural components and mechanical systems ..
(See CIC Number 734)
2. ENGINEER’S / ARCHITECT’S ACKNOWLEDGMENT
STATE OF ___________
COUNTY OF _________
The foregoing instrument was acknowledged before me this____ day
of , 20 , by ,
a Professional Licensed Engineer / Architect.
(signature blank)_______
Notary Public, (County), (State)
My Commission Expires (date)
(NOTARY STAMP) (Stamp must be black, quick drying, non-smearing ink.)
C. COUNTY SURVEYOR'S APPROVAL
E:\Survey\Gary_S\PC Manuals\Douglas CICMANUAL update September 2007.doc 18 PRINT DATE: 10/26/2007This CIC plat has been reviewed and is approved this___ day
of_______________ , 20____ .
____________________ , Douglas County Surveyor
IV. DELINQUENT TAX STATEMENT
A. A signature line on the CIC Plat to indicate that there are no delinquent taxes and
transfer entered per the current date.
B. An amendment to or restatement of a declaration or bylaws, or an amended CIC
plat, approved by the required vote of unit owners of an association, may be
recorded without the necessity of paying the current or delinquent taxes on any of
the units in the common interest community.
V. DOCUMENT BLOCK
A. The statement in the document block takes the place of the written
recording/filing statement shown on subdivision plats, but it shall be subject to
the requirements of the county(s) in which the CIC Plat is located.
B. A document block shall be placed in the upper right hand corner and inside the
borderline, and should allow a ½ inch by 2-inch space for the document number.
(The block will measure approximately 4 inches by 2 inches.)
C. The document block on Sheet 1 shall be in one of the following forms, and shall
use the words "recorded" and Recorder" for abstract properties; and the words
"filed" and "Registrar of Titles" for properties which have a registered Certificate
of Title (Torrens).
1. CIC PLAT
a. Abstract
Affix to the upper right hand corner of Sheet 1:
This CIC Plat is part of the Declaration recorded as Document
No. (leave 1/2" by 2" space) on this day of
__________________, 20___ .
Douglas County Recorder
b. Torrens
Affix to the upper right hand comer of Sheet 1:
E:\Survey\Gary_S\PC Manuals\Douglas CICMANUAL update September 2007.doc 19 PRINT DATE: 10/26/2007This CIC Plat is part of the Declaration filed as Document
No. (leave 1/2" by 2" space) on this day of
___________________ , 20 .
Douglas County Registrar of Titles
CERTIFICATE NO(s). ______________________________
2. SUPPLEMENTAL CIC PLAT (when adding Additional Real Estate)
a. Abstract
This (First, Second, etc.) Supplemental CIC Plat, is part of the
(First, Second, etc.) Amendment to the Declaration recorded as
Document No._______(leave 1/2" by 2" space) on this
day of , 20___ .
Douglas County Recorder
b. Torrens
This (First, Second, etc.) Supplemental CIC Plat is part of the
(First, Second, etc.) Amendment to the Declaration filed as
Document No._______(leave 1/2" by 2" space) on this
day of , 20___ .
Douglas County Registrar of Titles
CERTIFICATE NO(s). ______________________________
3. AMENDED CIC PLAT (when subdividing, converting or relocating the
boundaries of any unit or units, common elements or limited common
elements)
a. Abstract
This (First, Second, etc.) Amended CIC Plat is part of the (First,
Second, etc.) Amended Declaration recorded as Document
No. ________(leave 1/2" by 2" space)_____
on this day of , 20 .
Douglas County Recorder
b. Torrens
E:\Survey\Gary_S\PC Manuals\Douglas CICMANUAL update September 2007.doc 20 PRINT DATE: 10/26/2007This (First, Second, etc.) Amended CIC Plat is part of the (First,
second, etc.) Amended Declaration filed as Document
No._______(leave 1/2" by 2" space)
on this day of , 20___ .
Douglas County Registrar of Titles
CERTIFICATE NO(s). ______________________________
D. The Document Block on subsequent sheets will measure approximately 1 inch by
4 inches and shall be divided into a top and bottom half by a solid line. The top
half shall be left blank and the bottom half shall contain:
1. Abstract CIC sheets:
C.R. DOC. NO. (leave 1/2" by 2" space)
2. Torrens CIC sheets:
(leave blank)
E. A Planned Community located on both abstract and registered land must have
one copy of the CIC plat recorded in the County Recorder’s Office (with proper
C.R. document box on all sheets) and one copy filed in the Registrar of Titles
Office (with proper R.T. document box on all sheets).
E:\Survey\Gary_S\PC Manuals\Douglas CICMANUAL update September 2007.doc 21 PRINT DATE: 10/26/2007PART THREE
SITE PLAN GRAPHICS
E:\Survey\Gary_S\PC Manuals\Douglas CICMANUAL update September 2007.doc 22 PRINT DATE: 10/26/2007PART THREE - SITE PLAN GRAPHICS
I. REAL ESTATE BOUNDARIES
A. The boundaries and dimensions of all the real estate included in the CIC Plat must
be shown.
1. The legal description and the parcel boundary shown on the CIC Plat must
agree, or include notes, which will explain the difference, i.e. “plat” and
measured.
2. Government corners shall be labeled.
3. Boundary lines shall not be drawn through the open circles which
symbolize iron monuments.
B. Boundary and property lines.
1. Boundary lines of the real estate shall be heavy weight solid lines that are
easily identified.
2. Boundary lines of "Additional Real Estate" shall be medium weight solid
lines.
3. Underlying lot lines and description lines within the real estate boundary
shall be light weight dashed lines.
4. Boundary lines and corners on the drawings shall be labeled in the same
manner as recited in the description.
a. The labels of the boundary lines and corners may be abbreviated
and shown in an acceptable form.
b. When the description consists of a whole unit such as a Lot,
Outlot, or Registered Land Survey Tract, its designation may be
stippled across the parcel eliminating the need for labeling of
boundary lines or lot corners.
c. All underlying platted property within the CIC Plat must be
designated by stippled lines and text, including lots, blocks, streets
and subdivision names.
E:\Survey\Gary_S\PC Manuals\Douglas CICMANUAL update September 2007.doc 23 PRINT DATE: 10/26/2007C. Buildings and location of improvements.
1. All perimeter dimensions of existing buildings will be measured and
shown on the CIC Plat.
2. Show all building identities on the CIC Plat with a reference to the sheet
number of the CIC Plat that further details the building(s), layout and
dimensions.
3. Trees, shrubs, flowers, etc. shall not be shown.
4. Public streets and alleys abutting the CIC as well as the street and alley
widths must be shown at least to the centerline. Entire street widths should
be shown when 100 feet or less from CIC property. (See definition of
515B.2-110(c)(2) on page 8.)
5. Parking lots, sidewalks and driveways shall be shown by scale and shall
be dimensioned if practical (width, length etc.).
6. The location of all existing material (noticeable) structural improvements
such as swimming pools, tennis courts and playgrounds must be shown.
a. Show by distances (to the nearest foot) the relation to other
buildings and improvements.
b. The actual improvements themselves must also be dimensioned to
the nearest foot.
D. The extent of any encroachment by or upon any portion of the CIC shall be
shown, located and dimensioned.
II. ADDITIONAL REAL ESTATE
A. All Additional Real Estate must be shown as described on the CIC Plat and
recited in the declaration.
B. Show location and dimensions of any Additional Real Estate in relation to the
original CIC real estate.
C. Label all ADDITIONAL REAL ESTATE in solid capital letters.
D. Additional Real Estate need not be contiguous, but must have distance and
direction ties between all noncontiguous parcels.
E:\Survey\Gary_S\PC Manuals\Douglas CICMANUAL update September 2007.doc 24 PRINT DATE: 10/26/2007III. FLEXIBLE CIC - SUPPLEMENTAL CIC PLATS
CIC Plats of "ADDITIONAL REAL ESTATE" in a Flexible CIC require the preparation
of a SUPPLEMENTAL CIC PLAT showing the real estate being annexed to the CIC.
A. If there is to be a series of SUPPLEMENTAL CIC PLATS in a Flexible CIC,
they shall be labeled as FIRST SUPPLEMENTAL CIC PLAT, SECOND
SUPPLEMENTAL CIC PLAT, etc. to distinguish between them.
B. Such SUPPLEMENTAL CIC PLATS shall be labeled on each sheet below the
CIC name.
C. The use of PHASE I or similar terms is not permitted.
D. The same technical standards shall apply to all supplemental CIC Plats, as
required for the original CIC Plat.
E. When less than all the ADDITIONAL REAL ESTATE is included in the FIRST
SUPPLEMENTAL CIC PLAT, the location and dimensions of the remaining
portions must be shown and outlined by a medium weight solid line and labeled
"ADDITIONAL REAL ESTATE".
F. All certificates on SUPPLEMENTAL CIC PLATS shall include the full three or
four line title.
G. The portions of any remaining ADDITIONAL REAL ESTATE shall be described
on each of the SUPPLEMENTAL CIC PLATS.
IV. MATCH LINES
A. Match lines should follow obvious division lines within the CIC Plat.
B. If the CIC Plat has more than one match line, the match lines shall be labeled
"MATCH LINE A" (See Sheet 2 of 4 Sheets), "MATCH LINE B", etc.
V. MATHEMATICAL DATA
A. All distances, directional lines and boundary lines of and to any noncontiguous
parcels on the CIC Plat must have sufficient mathematical data to form a closed
traverse.
1. Distances shall be shown for all individual lines of all boundary lines.
2. All real estate boundary distances shall be shown to the nearest hundredth
of a foot.
E:\Survey\Gary_S\PC Manuals\Douglas CICMANUAL update September 2007.doc 25 PRINT DATE: 10/26/20073. The mathematical closure error of any parcel boundary shall not exceed
0.02 foot in north/south and east/west direction.
B. Curve data should include arc length to the hundredth of a foot, central angle to
the nearest second and radius length to the hundredth of a foot on each segment of
curve.
1. Non tangential curves must also include chord bearings.
2. If applicable, dashed radial lines at the ends of all tangential curves shall
be extended far enough toward the radius point to clearly indicate the
direction of curvature, or a statement affixed to indicate the direction of
concavity.
C. The dimensions and location of all existing material (noticeable) structural
improvements and roadways must be shown.
1. Show platted or easement widths of right-of-ways.
2. The actual length and width of existing pavement should be drawn to scale
and dimensioned when practicable, or indicate the average width if
irregular.
3. Street or easement widths need not be shown to the hundredth of a foot
when an intrinsic value.
4. Distances recited in the description as chains, rods, etc., should be shown
on the CIC Plat, together with the equivalent distance in feet.
5. Buildings shall be referenced to the real estate boundary with a minimum
of two distance and directional dimensions.
VI. EASEMENTS
A. The location and dimensions of all recorded easements within the CIC serving or
burdening any portion of the CIC shall be shown.
B. Existing easements over or appurtenant to ADDITIONAL REAL ESTATE shall
be shown.
C. All easements shall be identified by the document number or the name of the plat
which created them.
D. Identify existing easements by individual labeling or by a precise reference in the
legend.
E:\Survey\Gary_S\PC Manuals\Douglas CICMANUAL update September 2007.doc 26 PRINT DATE: 10/26/2007VII. WATER BOUNDARIES AND WETLANDS
A. Survey Line
1. In any instance where a river, stream, creek, lake or pond constitutes a
boundary line within or of the CIC Plat, a survey line shall be shown.
2. The survey line shall be shown as a dashed line.
3. All "Survey Lines" shown on the CIC Plat shall be labeled as such.
4. The survey line shall show distance and direction on all of its segments.
5. The overall distance between angle points on the survey line shall be
shown.
6. Monuments shall be placed at all angle points along the survey line.
7. The approximate distance from all angle points on the survey line to the
shoreline shall be shown. (Within reason)
B. Water Elevation
1. Any CIC Plat which includes land abutting upon any lake or stream shall
show, for the purpose of information only, a contour line denoting the
present shoreline, water elevation and the date of survey.
2. The highest known water elevation shall be indicated on the face of the
CIC Plat by numerical figures if this data is available from the Minnesota
Department of Natural Resources, Division of Waters, Soils and Minerals,
or from the United States Corps of Engineers.
3. Lake datum should be shown.
Example: Water Elevation
As of March 10, 1994 = 929.36 feet (N.A.V.D. - 1988)
High Water Elevation = 930.51 feet (N.A.V.D. - 1988)
according to records of the Minnesota Department of
Natural Resources.
C. Wetland
1. Wetlands, as defined in MS 505.02 Subd.1, shall be shown and labeled on
the site plan.
2. Boundary lines of any wet land shown on the CIC Plat will be designated
by a dashed line. Edge of Wetland will be labeled when necessary.
E:\Survey\Gary_S\PC Manuals\Douglas CICMANUAL update September 2007.doc 27 PRINT DATE: 10/26/20073. The word "WETLAND" shall be shown in capital letters and lettered in a
fine, solid line.
VIII. BENCHMARK
A. All elevations are encouraged to be in mean sea level datum and shall be
referenced to a durable benchmark described on the CIC Plat together with its
location and elevation to the nearest hundredth of a foot.
B. If the benchmark is within the CIC Plat, then its location shall be plotted and
labeled.
Examples: Benchmark is top of front entry step at 825 Summit
Avenue. Assumed Elevation = 100.00 feet
Benchmark:
Top nut of fire hydrant located in the Northwest
quadrant of the intersection of Osgood Avenue and 5Oth
Street North.
Elevation = 931.71 feet (N.A.V.D. - 1988)
(NGVD-1929 common elevation benchmark reference)
IX. UNDERLYING PLAT
A. The lines of platted property lying within the boundary of the CIC Plat shall be
shown with dashed lines, and the plat name, lot and block numbers and street
names shall be stippled.
B. Underlying plat bearings, angles and distances shall not be shown unless referred
to in the description or are part of the boundary of the CIC Plat.
C. Arrowed lines used with dimensions or descriptions shall be dashed or dotted
line.
X. ADJOINING PROPERTY
A. The name and boundary lines of adjoining subdivided property shall be stippled.
B. Do not show adjoining interior lot lines or lot and block numbers from adjoining
subdivisions.
C. Adjoining unplatted property shall not be designated.
E:\Survey\Gary_S\PC Manuals\Douglas CICMANUAL update September 2007.doc 28 PRINT DATE: 10/26/2007D. Stipple names and show widths in solid Arabic numerals of adjoining streets and
alleys.
E. Double designation of thoroughfares will have the municipality's name listed
first.
Example: Osgood Avenue North (County Road No. 67)
Dellwood Place (State Highway No. 98)
F. Adjoining railroads, lakes, streams and rivers shall be shown and identified.
XI. SHEET SIZE AND NUMBERING
A. All CIC Plats shall measure 22 inches X 34 inches from outer edge to outer edge.
B. A border line shall be placed one-half inch inside the outer edge of each sheet on
the top, bottom and right hand sides of the sheet; a border line shall also be placed
two inches inside the outer edge on the left hand 22 inch side of each sheet.
C. CIC Plats consisting of more than one sheet shall have the sheet number and the
total number of sheets in the lower right hand comer of each sheet, outside the
borderline.
Example: Sheet 1 of 3 Sheets
Sheet 2 of 3 Sheets
Sheet 3 of 3 Sheets
D. CIC Plats consisting of more than one sheet shall use the sheet containing
certifications as Sheet 1.
XII. SCALE
A. Scale of the ClC Plat shall be confined to those normally used on an engineer’s
scale.
B. A graphic(bar) scale must be shown on each sheet where there is pictorial
representation.
C. Each graphic scale will include the phrase: "SCALE IN FEET".
E:\Survey\Gary_S\PC Manuals\Douglas CICMANUAL update September 2007.doc 29 PRINT DATE: 10/26/2007XIII. NORTH ARROW
A. North should be towards the top of the sheet (34 inch side).
B. If this is not possible, north should be towards the binding edge of the sheet.
(left, 22 inch side)
C. In either case, all dimension designations, lot and block numbers, etc. shall read
from the bottom or the right side of the sheet.
D. A north arrow shall be shown on each sheet where there is a graphic
representation.
XIV. BEARING ORIENTATION
A. A note shall state the basis of the directional orientation of the bearings on the
CIC Plat.
B. Examples:
1. “The basis of bearings is assumed” or “Bearings shown are assumed” is
the preferred bearing note.
2. Orientation of this bearing system is based on the west line of the
Northwest Quarter of the Southwest Quarter, which has an assumed
bearing of North.
3. Orientation of this bearing system is based on the north line of Block 1,
JOHN DOE ADDITION, which has an assumed bearing of East.
XV. LINE WEIGHTS AND FONT SIZES
A. The CIC Plat shall have four distinct line weights according to the following
breakdown from heaviest to lightest.
1. Real estate boundary and unit boundaries.
2. Additional Real Estate boundaries.
3. Limited common elements and building perimeter.
4. Common element improvements and dashed underlying description or
easement lines.
B. Font sizes within the CIC Plat shall vary according to the following list from
largest to smallest. An 8-point font should be the smallest size used to facilitate
legibility, photo reproduction, and microfilm reduction.
E:\Survey\Gary_S\PC Manuals\Douglas CICMANUAL update September 2007.doc 30 PRINT DATE: 10/26/20071. CIC Number
2. CIC Name.
3. Stippled underlying subdivision names.
4. Street names.
5. Additional Real Estate, elevations and similar information.
6. Dimensions.
7. Easement and similar data.
XVI. VICINITY MAP
Vicinity Maps on CIC plats are desired.
XVII. MONUMENTS
A. Durable iron monuments shall be set at all angle and curve points on the outside
boundary lines of the CIC Plat.
B. Any monument or permanent evidence of the survey shall have inscribed thereon
the license number of the land surveyor making the survey.
1. The legend or a note may identify the type of monument set and the
license number of the land surveyor. Monuments set shall be irons NO
LESS than 1/2 inch in diameter and 18 inches long.
Example: o Denotes 1/2 inch diameter by 18 inch long iron pipe
monument set and marked by License No.________
2. Normally the symbol to denote an iron monument set shall be an open
circle.
3. Set monuments shall be marked with the license number of the land
surveyor who places the monuments.
C. Boundary lines shall terminate at the circumference of the circle which
symbolizes iron monuments set by the land surveyor.
D. Judicial Landmarks of record and found inplace shall be shown and designated
JLM found. Record JLM's not found shall also be so indicated, but no monument
shall be shown.
E:\Survey\Gary_S\PC Manuals\Douglas CICMANUAL update September 2007.doc 31 PRINT DATE: 10/26/2007E. Show all government corners that determine the CIC Plat boundary whether or
not these corners are a part of the CIC Plat. These government corners will be
referenced to the CIC Plat by distance and direction. The type of monument shall
also be designated.
Example: West 1/4 Corner
Sec. 36, T.108, R.26
(Found Cast Iron Monument)
XVIII. SECTION SUBDIVISION LINES
A. All section, quarter section, quarter-quarter section and government lot lines
should be shown and labeled if they relate to the real estate boundary.
B. Every effort should be made to reference the CIC Plat into section or quarter
section lines.
XIX. EXISTING RIGHT OF WAY
A. The name of any public thoroughfare/cul-de-sac adjoining the CIC Plat shall be
shown in stippled text. Stippled text indicates the thoroughfares/cul-de-sacs are
not within the boundary of the CIC Plat. The width of these adjoining
thoroughfares / cul-de-sacs will be shown in solid Arabic numerals.
B. If such adjoining thoroughfares/cul-de-sacs are intersected by another
thoroughfare/cul-de-sac, also being outside the CIC Plat boundary, the name of
this intersecting thoroughfare/cul-de-sac will also be stippled on the CIC Plat.
C. Adjoining railroads and similar rights of way will be treated in the same manner
as thoroughfares.
XX. THOROUGHFARE CENTERLINES
A. Where a highway right of way shown upon a CIC Plat has been surveyed
according to the description of record. the document number or book and page
number of the description of record shall be shown. The CIC Plat shall also show
all courses of the location line described in the instrument that will control that
portion of the right of way pertinent to the CIC Plat.
B. When the right of way is of varying widths, the centerline will be labeled as
described by document number, book and page number, or as traveled.
C. When the boundary of a CIC Plat is the centerline of a traveled road, always label
the centerline accordingly.
XXI. DETAILS
E:\Survey\Gary_S\PC Manuals\Douglas CICMANUAL update September 2007.doc 32 PRINT DATE: 10/26/2007A. Details of small congested areas may be needed. If more than one detail is
necessary identify each with a letter.
B. Details should be drawn to scale and the graphic scale shall be shown on the
detail. If gross exaggeration is necessary, note that the detail is not drawn to scale.
C. The north orientation for the detail should be, if practical, the same as the CIC
Plat.
XXII. EXCEPTIONS
A. The word EXCEPTION shall be used on the CIC Plat only where a specific
parcel is recited in the description as being an exclusion to the primary and/or
Additional Real Estate parcel(s).
B. On the CIC Plat, the word EXCEPTION shall be shown in solid letters within the
area being excluded.
XXIII. PLAT AND MEASURED, DEED AND MEASURED
A. The terms PLAT and MEASURED shall be used only when the underlying
platted distance is actually shown between two points which are also measured
between in the current survey.
B. The term PLAT preceded by a distance is not sufficient; the plat name shall
follow the underlying platted distance unless a note in the legend identifies the
plat referred to.
Example: 237.65 MOYER ADDITION
237.05 MEASURED
D. "Deed and Measured" distances can not be shown under any circumstances.
E:\Survey\Gary_S\PC Manuals\Douglas CICMANUAL update September 2007.doc 33 PRINT DATE: 10/26/2007You can also read
